WESTCHESTER PART 1
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
Westchester Part 1 is pricing on a per-square-foot basis, not on a curated list of extras — the median works out to $502.25 per square foot against a median sale price of $722,500, and with only four closings in this window, that figure should be read as a directional marker rather than a settled trend line.
A median of just over 52 days on market says this is not a snap-judgment community. Buyers are taking real time to compare condition and layout before committing, and sellers who price a listing off last year's number without accounting for that pace will sit longer than they expect.
The 60-Second Overview
WESTCHESTER PART 1 market snapshot (as of July 20, 2026): the median sale price is about $722K ($502 per sq ft over the trailing 12 months of closed sales), and a median 53 days on market for closed sales.
Pricing here runs on the higher end for the county on a per-square-foot basis, with a limited number of recent closings meaning each sale carries real weight in reading the market.
Who WESTCHESTER PART 1 is best for.
Best for
- A buyer comfortable pricing off a small, evolving comp set rather than a long sales history.
- A buyer prioritizing the home's condition and layout over a shared amenity package.
- A seller with a well-maintained, updated home who can support pricing with recent, comparable evidence.
Probably not for
- A buyer who wants a large pool of recent comparable sales to lean on before making an offer.
- A buyer seeking a community with organized shared amenities as part of the purchase decision.
- A seller expecting a quick, high-volume market with a short average time to close.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($722K) IS the median in the snapshot above.
Windows contain 0 to 10 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
26% of homes for sale in ZIP 33155 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-14).
WESTCHESTER PART 1 Market Scorecard
WESTCHESTER PART 1 is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in WESTCHESTER PART 1
Live MLS inventory for WESTCHESTER PART 1. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending WESTCHESTER PART 1 listings as of 2026-07-20, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Tap any home to ask about it.
The WESTCHESTER PART 1 buying strategy.
If we were buying in WESTCHESTER PART 1 today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in WESTCHESTER PART 1.
A market defined by small numbers, real signal
With only four closings in the current window, Westchester Part 1 does not generate the volume of a high-turnover community, and that changes how both buyers and sellers should approach it. A single unusually updated or unusually dated sale can swing the median noticeably from one reporting period to the next, so anyone using this snapshot to set a list price or shape an offer should treat the $722,500 median as a reference point, not a formula.
The per-square-foot figure of $502.25 is the more stable of the two numbers precisely because it normalizes for size, and it suggests that finish level and condition are doing more work than square footage alone in determining what a home actually closes at. No community amenities are identified from current MLS listings, which points to value here being tied to the homes and lots themselves rather than to shared recreational infrastructure.
The location and the amenities are priced into every listing in WESTCHESTER PART 1. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with this few recent closings, the read you get is only as good as the comparables behind it. We track each sale here individually rather than leaning on an automated median, so pricing conversations — on either side of a transaction — are grounded in what actually closed and why, not in a number that four data points alone can distort.
WESTCHESTER PART 1 in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a WESTCHESTER PART 1 buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed WESTCHESTER PART 1 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in WESTCHESTER PART 1, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your WESTCHESTER PART 1 home worth?
Get a no-obligation home value based on real comparable sales in WESTCHESTER PART 1, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in WESTCHESTER PART 1 on the map →
Recent Developments in Westchester Part 1
Development, infrastructure, retail, and school activity affecting Westchester Part 1, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 2 miles northeast of Westchester Part 1, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The site is about 2 miles east of Westchester Part 1.
Source: The Real Deal - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The project is about 3 miles northeast of Westchester Part 1, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The project is about 3 miles northeast of Westchester Part 1, elsewhere in Miami-Dade County.
Source: Florida YIMBY - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The site is about 1 mile southeast of Westchester Part 1.
Source: The Real Deal - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The project is about 5 miles east of Westchester Part 1, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in WESTCHESTER PART 1?
How long do homes in WESTCHESTER PART 1 take to sell?
Do cash buyers compete in WESTCHESTER PART 1?
Who is the best real estate agent for WESTCHESTER PART 1?
How do I find a top real estate agent who knows WESTCHESTER PART 1?
Can Momentum Realty connect me with an agent for WESTCHESTER PART 1?
Should you buy in WESTCHESTER PART 1?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near WESTCHESTER PART 1 with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (44 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of miami records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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